Tax decisions for real-estate investors & CPAs
IRS-correct calculators for income, rentals, mortgages, vehicles, and cost segregation — free to run, no account. Create a free account to save your work and tie it together in the Forecaster; add advanced tools and engineered reports with Plus or Pro.
MACRS Rev. Proc. 87-57 · OBBBA 2025 bonus · §179 · §469 · §280F · 50 states — validated against real engineered studies.
Tax saved this year
$54,200
across 5 strategies, vs. no planning
Combined this year
Cost segregation is one of them. The core calculators run free with no account; the tools tagged Plus or Pro need a plan, and the Forecaster combines everything.
Revenue
Federal, FICA, state, and local tax on W-2 wages with 401(k) / IRA / HSA contribution caps.
Schedule C net profit + Schedule SE tax (15.3% on 92.35%), half-SE deduction, basic QBI.
Schedule E preview — gross rents minus expenses, interest, and depreciation.
Short/long-term gains at 0/15/20, unrecaptured § 1250 recapture, and the 3.8% NIIT.
Depreciation recapture + capital gain on sale — or defer it with a § 1031 like-kind exchange.
Expense
PITI + amortization with § 163 interest tracing for primary vs rental.
Rough first-year deduction for a real-estate investment.
§ 280F caps, § 179 + bonus, GVWR-driven classification.
Qualify a short-term rental for non-passive treatment.
The calculators are the entry point. The decisions are where the value comes from.
MACRS Rev. Proc. 87-57, OBBBA 2025 bonus depreciation, §179, the §469 passive-activity rules, §280F auto caps, FICA, and 50 states + DC — hand-entered from the source and validated against real engineered studies.
Combine income, rentals, mortgages, and every deduction into a single year's net taxable income and take-home — so you can see which moves actually move the number.
Keep every calculation tied to a property or household member. The paid tiers turn that saved work into decisions — advanced tools, the Forecaster, and engineered reports for your CPA.
A suite of IRS-correct tax calculators for real-estate investors and CPAs — income, rentals, mortgages, vehicles, cost segregation, the short-term-rental loophole — plus a Forecaster that combines them into one year's tax picture.
Federal + FICA + state and local income tax, rental income (Schedule E), mortgage interest tracing under §163, vehicle depreciation (§280F caps, §179, bonus), cost segregation (MACRS + OBBBA bonus), and the §469 short-term-rental loophole. The Forecaster nets them together.
Yes. Brackets, MACRS tables, bonus depreciation under OBBBA 2025, §179, and the passive-activity rules are hand-entered from IRS Rev. Procs and validated against real engineered studies. Estimates are for planning; engineered cost-seg studies for filing are a paid tier.
One of the tools here. It reclassifies parts of a real-estate purchase into shorter depreciation classes (5, 15 years) instead of 27.5 or 39, front-loading deductions into year one. The estimator is free; the engineered, audit-defensible study is a paid tier.
The public calculators run free with no account. A free account lets you save your work and combine it in the Forecaster (also free). Paid tiers — Plus and Pro — add the advanced tools (STR loophole, Cost-seg Advanced), per-property analysis, engineered PDF reports, and a CPA handoff packet.
Run the core calculators in under a minute — free, no account. Create a free account to save your work, and upgrade for the advanced tools and the Forecaster.